MONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION Montgomery Auto Sales Park: Preliminary Plan No. 11985027A, Site Plan No. 820140130 and Site Plan No. 820140140 MCPB Item No.: 4 Date: 11/8/18 Ryan Sigworth AICP, Senior Planner, Area 3, Ryan.Sigworth@montgomeryplanning.org, 301-495-2112 Sandra Pereira, Supervisor, Area 3, Sandra.Pereira@Montgomeryplanning.org 301-495-2186 Richard Weaver, Chief, Area 3, Richard.Weaver@Montgomeryplanning.org 301-495-4544 Staff Report Date:10/26/18 Description A. Preliminary Plan No. 11985027A Lots 17 and 18, Montgomery Auto Sales Park: Request approval for 155,000 square feet of automobile sales and service (excluding above-ground structured parking) in total with 85,000 square feet allotted to Lot 17 and 70,000 square feet allotted to Lot 18, 8.1. acres, located on Automobile Boulevard, 240 feet SW of Briggs Chaney Road, GR-1.5 H-85 zone (submitted and reviewed under C-3 zone), Fairland Master Plan. B. Site Plan No. 820140130 - Lot 17 Request to construct an 85,000 square-foot sales and service building on Lot 17 (4.78 acres). C. Site Plan No. 820140140 Lot 18 Request to construct a parking and automobile storage facility on Lot 18 (3.32 acres). Applicant: Auto Sites 7 LLC Submittal Date: September 8, 2014 Review Basis: Ch. 50, Ch. 59 and Ch. 22A Summary Staff recommends approval of Preliminary Plan 11985027A, and Site Plans 820140130 and 820140140 with conditions. These Applications were filed on September 8, 2014 and were reviewed under the Zoning Ordinance in effect at that time (prior to the effective date of the new Zoning Ordinance on October 30, 2014). In 2016, the Applicant requested that these applications be put on hold due to a major rebranding at the Lexus corporate level, which led to major revisions to the building and facilities proposed. Parking requirements reviewed under zoning ordinance in effect after October 30, 2014 in accordance with Section 59.7.7.1.3.b. The Applicant has requested an extended validity of the Adequate Public Facilities finding for 10 years (120 months) instead of the typical 5 years (60 months). Surface parking lot on Lot 18 is an interim condition. Staff has received no public comment.
SECTION 1: RECOMMENDATIONS AND CONDITIONS PRELIMINARY PLAN No. 11985027A: Staff recommends approval, subject to the following conditions which supersedes and replaces the Planning Board Opinion dated June 14, 1985 for Preliminary Plan 1-85027: 1. Approval under this Preliminary Plan is limited to a total of 155,000 square feet of automobile sales and service of which 85,000 square feet is allotted to Lot 17 (excluding above-ground structured parking) and 70,000 square feet is allotted to Lot 18. 2. The Applicant must comply with the conditions of approval for the Preliminary/Final Forest Conservation Plan, approved as part of Preliminary Plan 11985027A, subject to: a. The Applicant must obtain M-NCPPC Office of General Counsel approval of a Certificate of Compliance agreement for the offsite forest planting requirement and record it in the land records prior to the start of any demolition, clearing or grading. b. The Final Sediment and Erosion Control Plan must be consistent with the limits of disturbance as shown on the approved Preliminary/Final Forest Conservation Plan. 3. The Planning Board accepts the recommendations of the Montgomery County Department of Permitting Service ( MCDPS ) Water Resources Section in its stormwater management concept letter dated October 26, 2015 and April 2, 2018, and hereby incorporates them as conditions of the Preliminary Plan approval. The Applicant must comply with each of the recommendations as set forth in the letter, which may be amended by MCDPS Water Resources Section provided that the amendments do not conflict with other conditions of the Preliminary Plan Approval. 4. The Planning Board accepts the recommendations of the MCDPS, Fire Department Access and Water Supply Section in its letters dated June 7, 2018 (two separate letters for Lot 17 and Lot 18), and hereby incorporates them as conditions of approval. The Applicant must comply with each of the recommendations as set forth in the letter, which MCDPS may amend if the amendments do not conflict with other conditions of Preliminary Plan approval. 5. The Planning Board accepts the recommendations of the Montgomery County Department of Transportation ( MCDOT ) in its amended letter dated October 4, 2018, and hereby incorporates them as conditions of the Preliminary Plan approval. The Applicant must comply with each of the recommendations as set forth in the letter, which may be amended by MCDOT provided that the amendments do not conflict with other conditions of the Preliminary Plan approval. 6. Prior to issuance of access permits, the Applicant must satisfy the provisions for access and improvements as required by MCDOT. 7. The Certified Preliminary Plan must contain the following note: Unless specifically noted on this plan drawing or in the Planning Board conditions of approval, the building footprints, building heights, on-site parking, site circulation, and sidewalks shown on the Preliminary Plan are illustrative. The final locations of buildings, structures and hardscape will be determined at the time of Site Plan. Please refer to the zoning data table for 2
development standards such as setbacks, building restriction lines, building height, and lot coverage for each lot. Other limitations for site development may also be included in the conditions of the Planning Board s approval. 8. No clearing, grading or recording of plats prior to signature set approval. 9. Final approval of the location of buildings, on-site parking, site circulation, sidewalks, and open spaces will be determined at site plan. 10. Prior to submission of any plat, Site Plan No. 820140140 and Site Plan No. 820140130 must be certified by M-NCPPC Staff. 11. All necessary easements must be shown on the Record Plat. 12. The Adequate Public Facility (APF) review for the preliminary plan will remain valid for one hundred and twenty (120) months from the date of mailing of the Planning Board resolution. 13. Prior to Certified Preliminary Plan remove references to Ownership Lot(s) from the Preliminary Plan sheets. 14. Prior to Certified Preliminary Plan, the Applicant must add required and proposed setbacks to the data table required by Section 59-C-4.362 of the Zoning Ordinance. SITE PLAN No. 820140130 (LOT 17): Staff recommends approval of Site Plan 820140130. The development must comply with the binding elements and conditions of approval for Preliminary Plan No. 11985027A. All site development elements shown on the latest electronic version as of the date of this Staff Report submitted via eplans to the M-NCPPC are required except as modified by the following conditions. 1 Transportation and Circulation 1. Parking Vehicle parking is restricted to the designated parking areas shown on the Certified Site Plan Lot 17. Site Plan 2. Site Design a. Parking of all vehicles, except those vehicles, which are for sale and are on display in designated Automobile Sale Lot areas, shall be restricted to the side, rear, and/or rooftop of the building (Section 59-C-4.364) in areas clearly identified on the Site Plan as Automobile Parking Facilities (as defined in Section 59-A-2.1). 1 For the purposes of these conditions, the term Applicant shall also mean the developer, the owner or any successor (s) in interest to the terms of this approval. 3
b. The exterior architectural character, proportion, materials, and articulation must be substantially similar to the schematic elevations of the submitted architectural drawings on the Certified Site Plan, as determined by M-NCPPC Staff. 3. Building Height The development is limited to a maximum height of 84 feet, as measured from the building height measuring point, as illustrated on the Certified Site Plan. 4. Signage The Applicant must provide details and specifications for all signage, including materials, lighting fixture mounts, lamps and wattage and installation details on the Certified Site Plan. 5. Landscaping The Applicant must install landscaping no later than the next growing season after completion of site work. 6. Lighting a. Prior to certified Site Plan, the Applicant must provide certification to Staff from a qualified professional that the exterior lighting in this Site Plan conforms to the latest Illuminating Engineering Society of North America (IESNA) recommendations (Model Lighting Ordinance-MLO: June 15, 2011, or as superseded) for a development of this type. All onsite exterior area lighting must be in accordance with the latest IESNA outdoor lighting recommendations (Model Lighting Ordinance-MLO: June 15, 2011, or as superseded). b. All onsite down-lights must have full cut-off fixtures or Staff approved equivalent. c. Deflectors will be installed on all fixtures to prevent excess illumination and glare. d. Illumination levels generated from on-site lighting must not exceed 0.5 footcandles (fc) at any property line abutting public roads and residentially developed properties. e. Streetlights and other pole-mounted lights must not exceed the height illustrated on the Certified Site Plan. f. On the rooftop of the building, the light pole height must not exceed the height illustrated on the Certified Site Plan. 7. Site Plan Surety and Maintenance Agreement Prior to issuance of any building permit, sediment control permit, or Use and Occupancy Certificate, the Applicant must enter into a Site Plan Surety and Maintenance Agreement with the Planning Board in a form approved by the M-NCPPC Office of General Counsel that outlines the responsibilities of the Applicant. The Agreement must include a performance bond(s) or other form of surety in accordance with Section 59.7.3.4.K.4 [59-D-3.5(d)] of the Montgomery County Zoning Ordinance, with the following provisions: a. A cost estimate of the materials and facilities, which, upon Staff approval, will establish the surety amount. b. The cost estimate must include applicable Site Plan elements, including, but not limited to plant material, on-site lighting, site furniture, bike racks, trash enclosures, retaining walls, fences, railings, private roads and sidewalks, private utilities, paths and associated improvements of development, including sidewalks, and private storm drainage facilities. c. The bond or surety must be tied to the development program, and completion of all improvements covered by the surety for each phase of development will be followed by a site 4
plan completion inspection. The surety may be reduced based upon inspector recommendation and provided that the remaining surety is sufficient to cover completion of the remaining work. 8. Development Program The Applicant must construct the development in accordance with a development program that will be reviewed and approved by M-NCPPC prior to the approval of the Certified Site Plan. The development program must include the following items in its phasing schedule: a. Sidewalks must be installed within six months after the parking lot construction is completed. b. On-site amenities including, but not limited to, sidewalks, benches, trash receptacles, and bicycle facilities must be installed prior to release of any Use and Occupancy Certificate. c. Clearing and grading must correspond to the construction phasing to minimize soil erosion and must not occur prior to approval of the Final Forest Conservation Plan, Sediment Control Plan, and M-NCPPC inspection and approval of all tree-save areas and protection devices. d. The development program must provide phasing for installation of on-site landscaping and lighting. e. Landscaping associated with the parking lot and building(s) must be completed as construction of each facility is completed. f. Pedestrian pathways and seating areas associated with each building must be completed as construction of each facility is completed. g. The development program must provide phasing of dedications, stormwater management, sediment and erosion control, and other features. 9. Certified Site Plan Prior to approval of the Certified Site Plan the following revisions must be made and information provided subject to Staff review and approval: a. Include the final forest conservation approval, stormwater management concept approval, development program, inspection schedule, Site Plan resolution, and other applicable agency letters on the coversheet. b. Add a note to the Site Plan stating that M-NCPPC Staff must inspect all tree-save areas and protection devices prior to clearing and grading. c. Modify data table to reflect development standards approved by the Planning Board. d. Ensure consistency of all details and layout between Site and Landscape plans. e. Remove references to Ownership Lot(s) from the Site Plan sheets. f. Add a note to the Certified Site Plan saying: No Automobile Parking Facilities, as defined in Section 59-A.2.1 of the Zoning Ordinance in effect prior to October 30, 2014, shall be located in front of the building. g. Revise Site Plan parking table to eliminate all Parking Facility parking spaces shown in the front yard of building per Section 59-C-4-365 and replace with designated Auto Sales Lot spaces in the front yard of building. h. Identity location of electric vehicle charging spaces. 5
SITE PLAN No. 820140140 (LOT 18): Staff recommends approval of Site Plan 820140140. The development must comply with the binding elements and conditions of approval for Preliminary Plan No. 11985027A. All site development elements shown on the latest electronic version as of the date of this Staff Report submitted via eplans to the M-NCPPC are required except as modified by the following conditions. 2 Site Plan 1. Future development of up to 70,000 square feet of automobile sales and service on Lot 18 will be subject to approval of a Site Plan Amendment. 2. Parking Vehicle parking shall be restricted to the designated parking areas as shown on Site Plans Lot 18. 3. Signage The Applicant must provide details and specifications for all signage, including materials, lighting fixture mounts, lamps and wattage and installation details on the Certified Site Plan. 4. Landscaping The Applicant must install landscaping no later than the next growing season after completion of site work. 5. Lighting Prior to certified Site Plan, the Applicant must provide certification to Staff from a qualified professional that the exterior lighting in this Site Plan conforms to the latest Illuminating Engineering Society of North America (IESNA) recommendations (Model Lighting Ordinance-MLO: June 15, 2011, or as superseded) for a development of this type. All onsite exterior area lighting must be in accordance with the latest IESNA outdoor lighting recommendations (Model Lighting Ordinance- MLO: June 15, 2011, or as superseded). a. All onsite down-lights must have full cut-off fixtures or Staff approved equivalent. b. Deflectors will be installed on all fixtures to prevent excess illumination and glare. c. Illumination levels generated from on-site lighting must not exceed 0.5 footcandles (fc) at any property line abutting public roads and residentially developed properties. d. Streetlights and other pole-mounted lights must not exceed the height illustrated on the Certified Site Plan. e. On the rooftop of the building, the light pole height must not exceed the height illustrated on the Certified Site Plan. 6. Site Plan Surety and Maintenance Agreement Prior to issuance of any building permit, sediment control permit, or Use and Occupancy Certificate, the Applicant must enter into a Site Plan Surety and Maintenance Agreement with the Planning Board in a form approved by the M-NCPPC Office of General Counsel that outlines the responsibilities of the Applicant. The Agreement must include a performance bond(s) or other form of surety in accordance 2 For the purposes of these conditions, the term Applicant shall also mean the developer, the owner or any successor (s) in interest to the terms of this approval. 6
with Section 59.7.3.4.K.4 [59-D-3.5(d)] of the Montgomery County Zoning Ordinance, with the following provisions: a. A cost estimate of the materials and facilities, which, upon Staff approval, will establish the surety amount. b. The cost estimate must include applicable Site Plan elements, including, but not limited to plant material, on-site lighting, site furniture, bike racks, trash enclosures, retaining walls, fences, railings, private roads and sidewalks, private utilities, paths and associated improvements of development, including sidewalks, and private storm drainage facilities. c. The bond or surety must be tied to the development program, and completion of all improvements covered by the surety for each phase of development will be followed by a site plan completion inspection. The surety may be reduced based upon inspector recommendation and provided that the remaining surety is sufficient to cover completion of the remaining work. 7. Development Program The Applicant must construct the development in accordance with a development program that will be reviewed and approved by M-NCPPC prior to the approval of the Certified Site Plan. The development program must include the following items in its phasing schedule: a. Sidewalks must be installed within six months after the parking lot construction is completed. b. On-site amenities including, but not limited to, sidewalks and trash receptacles. c. Clearing and grading must correspond to the construction phasing to minimize soil erosion and must not occur prior to approval of the Final Forest Conservation Plan, Sediment Control Plan, and M-NCPPC inspection and approval of all tree-save areas and protection devices. d. The development program must provide phasing for installation of on-site landscaping and lighting. e. Landscaping associated with the parking lot must be completed as construction is completed. f. The development program must provide phasing of dedications, stormwater management, sediment and erosion control, and other features. 8. Certified Site Plan Prior to approval of the Certified Site Plan the following revisions must be made and information provided subject to Staff review and approval: a. Include the final forest conservation approval, stormwater management concept approval, development program, inspection schedule, Site Plan resolution, and other applicable agency letters on the coversheet. b. Modify data table to reflect development standards enumerated in the staff report. c. Ensure consistency of all details and layout between Site and Landscape plans. 7
SECTION 2: SITE LOCATION & ANALYIS Site Location The property is located immediately southeast of Briggs Chaney Road and Columbia Pike (MD 29). The property is located in the middle of a dead-end loop road known as Automobile Boulevard. The property is identified as Lot 17 and Lot 18 on Plat No. 23582 recorded in 2007 ( Property or Subject Property ). Figure 1 - Plat No. 23582 The Subject Property is 8.10 acres (Lot 17 = 4.78 acres, Lot 18 = 3.32 acres). The Property is currently zoned GR-1.5 H-85. However, because this application was submitted before October 30, 2014, the effective date of the current zoning ordinance. Therefore, it is being reviewed under the previous C-3 zoning standards. The Property is located in the 1997 Fairland Master Plan ( Master Plan ). Vicinity The Subject Property is surrounded on all sides by automobile sales dealerships located in the GR-1.5 H- 85 zone except for one automobile dealership in the IM-2.5 H-50 zone. Immediately to the south is the Intercounty Connector. To the west is Columbia Pike (MD 29). To the north is Briggs Chaney Road and the East County Regional Services Center. The closest residential uses are located on the north side of Briggs Chaney Road between Castle Boulevard and Robey Road. 8
Figure 2 Vicinity Map Site Description The Subject Property is zoned C-3 under the Zoning Ordinance in effect prior to October 30, 2014 (currently zoned GR-1.5 H-85) and located within the inner loop of Automobile Boulevard in the Montgomery County Auto Sales Park ( Auto Park ) in the 1997 Fairland Master Plan ( Master Plan ) area (Figure 3). Automobile Boulevard is an oval-shaped two-lane, one-way service road that provides access to the property and to other dealerships and auto-orientated businesses in the Auto Park. Lot 17 is prominently located near the entrance to the Auto Park and is improved with an older automobile dealership that is currently being used for the sale of pre-owned vehicles. Lot 18 adjoins Lot 9
17 to the south and is developed as a partially paved and gravel parking lot. The site is surrounded by other dealerships within the Auto Park. The Subject Property is located in the Little Paint Branch watershed, which is classified by the State of Maryland as Use Class I waters. There are no streams, wetlands, stream buffers, or steep slopes on the site, and the Property does not have any forested areas. Figure 3 - Aerial View of Montgomery Auto Sales Park 10
SECTION 3: APPLICATION AND PROPOSAL Previous Approvals Preliminary Plan No. 119850270 and Site Plan No. 819850290, Montgomery Auto Sales Park, were approved on June 6, 1985, on Lot 14. Lot 14 was divided into Lots 17 and 18 by a minor subdivision record plat to denote a change in ownership on the northern half and southern half of the former Lot 14. The Preliminary Plan for the former Lot 14 was approved for 1,800 square feet of industrial and 20,000 square feet of retail center space with an APF validity that expired on July 16, 1997. The existing automobile dealership of 21,800 square feet was built in 1986 on what is now Lot 17 and surface parking was built on what is now Lot 18. Current Applications The Applicant has filed a series of applications ( Applications ): Preliminary Plan Amendment No. 11985027A ( Preliminary Plan ), Site Plan No. 820140130 ( Site Plan, Lot 17 ), and Site Plan No. 820140140 ( Site Plan, Lot 18 ) in 2014. At that time, the Applications were reviewed and scheduled for a Planning Board hearing when Lexus, at a corporate level, decided to go through a major brand refresh. As a result, the Applications were removed from the Planning Board agenda and put on hold. In 2017, the Applicant contacted Staff to re-activate the Applications and complete the review process with the re-envisioned building and site layout. The Preliminary Plan proposes a total of 155,000 square-feet of automobile sales and service uses on Lots 17 and Lot 18. Lot 17 will have a new 85,000 square-foot automobile sales and service facility on the 4.78-acre lot. In addition, Lot 17 includes a six-story parking structure with 660 spaces for inventory storage. Lot 18 is being approved for a 70,000 square-foot automotive showroom with associated parking on a 3.32-acre lot, although the subsequent Site Plan for Lot 18 only approves a surface parking lot as an interim condition. Site Plan Lot 17 proposes to construct a new 85,000 square foot automobile dealership including a showroom and a 660-space parking structure. The Applicant has also filed Site Plan No. 820140140 for Lot 18 that proposes 326 surface parking spaces for parking and inventory vehicle storage as part of Phase 1. Consistent with a Master Plan recommendation (page 67), the Applicant reserves the right to lease some or all surplus parking spaces within the parking structure on Lot 17 and the surface parking spaces on Lot 18, to other dealers with facilities in the Auto Park. The Applicant also plans on developing another automobile sales and service facility on Lot 18 at a future date. This future development on Lot 18 will require a Site Plan amendment, however the Applicant has provided the necessary Adequate Public Facilities study with the Preliminary Plan Amendment No. 11985027A to provide 70,000 square feet of automobile dealership entitlements on Lot 18. The existing DARCARS Lexus of Silver Spring dealership, located in the nearby Montgomery Industrial Park on Prosperity Terrace, plans to relocate to Lot 17. The interim proposed development on Lot 18 is to construct a surface parking lot to park vehicle inventory in conjunction with the proposed Lexus dealership on Lot 17. 11
Figure 4 Overall Development with interim condition (Parking Lot/Vehicle Storage) shown on Lot 18 12
Figure 5 - Preliminary Plan, Lot 18 (Ultimate Build Out with Car Dealership) 13
Figure 6 - Building Elevations, North Figure 7 - Building Elevations, West 14
Figure 8 - Building Elevations, South Figure 9 - Building Elevations, East 15
SECTION 4: ANALYSIS AND FINDINGS - PRELIMINARY PLAN No. 11985027A 1. The Preliminary Plan substantially conforms to the Master Plan. The 46-acre Montgomery Auto Sales Park is located within the Briggs Chaney portion of the 1997 Fairland Master Plan. The Master Plan notes the following about the Auto Park on page 65: The concept for an Auto Sales Park dates to the late 1960s, when changes to the Zoning Ordinance limited expansion of auto sales in central businesses districts. Auto sales businesses developed the one-stop automobile shopping area as a coordinated development in an attractive setting with green space. Although the auto-park concept is a successful sales tool, a number of problems have developed over the years. Private covenants were used to maintain the appearance of the Auto Park, but the covenants were extinguished by the affected parties in the 1980s. Since then, the green space has been used for parking and inventory storage and on-street parking is being used for car and truck storage. The proposed automobile dealership will consist of a single building comprising 85,000 square feet on Lot 17. Showroom and offices will occupy the front portion of the building and the service area and six levels of parking will be located at the rear portion of the building. The proposed automobile and service facility will replace the existing automobile and service facility on Lot 17. The existing, gravel surfaced parking area on Lot 18 will be replaced with a paved, lighted and landscaped parking lot for inventory vehicle storage and will have modern stormwater management controls. This inventory storage facility is an interim condition. The Preliminary Plan proposes a second auto dealership in the future. The Master Plan s goal for Auto Sales Park is to improve circulation and more clearly define the boundaries of the commercial area. The Master Plan clearly supports the continued land use of the Auto Sales Park as a whole. However, it seeks to encourage the Auto Sales Park property owners to participate in efforts to make the south side of Briggs Chaney Road more attractive and compatible with opposite residential and retail uses including parking on green space along Briggs Chaney Road, US 29, and Automobile Boulevard. Site Plan, Lot 17 provides specific display areas and vehicle platforms to avoid parking in green areas. Furthermore, the proposed landscaping for help deter this situation from occurring. The Master Plan also encourages consolidation or sharing of parking including the possibility of structured parking with a building height greater than 42 feet, if necessary, in order to meet inventory storage needs. Site Plan, Lot 17 meets the guidance provided by the Master Plan by including 84-foot-tall structured parking/inventory facility to meet the needs of the dealership in terms of inventory management. Because the Subject Property does not have frontage on Briggs Chaney Road, Site Plan Lot 17 can do very little to improve compatibility along Briggs Chaney Road. This Master Plan recommendation is aimed toward those properties fronting on Briggs Chaney Road rather than the Subject Property. Therefore, the proposed redevelopment of Lots 17 and 18 as automotive sales land use is generally consistent with the 1997 Fairland Master Plan. 2. Public facilities will be adequate to support and service the area of the approved subdivision. 16
Master Plan Transportation Facilities Master-Planned Roadways and Bikeway In accordance with the 1997 Fairland Master Plan, the 2018 Master Plan of Highways and Transitways, the 2005 Countywide Bikeways Functional Master Plan, and the forthcoming 2018 Bicycle Master Plan, the designated roadways and bikeway are as follows: 1. Briggs Chaney Road is recommended as a four-lane divided arterial with a 120-foot wide rightof-way and Class I or shared use path on the southwest side. 2. Automobile Boulevard is recommended as an industrial road with an 80-foot wide right-of-way and no bike path. Automobile Boulevard is a two-lane one-way oval that connects to Briggs Chaney Road. Public Transit Service Ride-On routes 21 & 39 and Metrobus routes Z6, Z8 and Z11 operate along Briggs Chaney Road with the nearest bus stop located at the intersection of Briggs Chaney Road and Robey Road. The 2013 Countywide Transit Corridors Functional Master Plan recommends BRT along nearby Colesville Road (US 29); the proposed BRT route is planned to be in operation by late 2020 and will include a station at the Briggs Chaney Park & Ride Lot. Site Frontage Improvements Automobile Boulevard has an existing 5-foot wide sidewalk with 9-foot wide green panels on both sides. No additional site frontage improvements are necessary. Adequate Public Facilities Review (APF) Local Area Transportation Review (LATR) The proposed 155,000 square feet of automobile dealerships and service uses would generate the following number peak-hour trips during the weekday morning peak period (6:30 to 9:30 a.m.) and the evening peak period (4:00 to 7:00 p.m.): Table 1: Peak-hour trips Proposed Land Use Weekday Peak-Hour Square Trips Feet Morning Evening Lot 17 - Preliminary Plan No. 11985027A & Site Plan No. 820140130 Auto Repair/Service/Sales 85,000 163 223 Existing Land Uses on Lot 17 (Credit) Auto Repair/Service/Sales 21,800 42 57 Net Increase from Existing +63,200 +121 +166 Lot 18 - Site Plan No. 820140140 Auto Repair/Service/Sales 70,000 134 183 Net Increase from Existing +70,000 +134 +183 Both Lots 17 & 18 Total New: Auto Repair/Service/Sales +133,200 +255 +349 17
The Applicant is required to submit a traffic study to satisfy the LATR test because the proposed land uses generate 30 or more total peak-hour trips within the weekday morning and evening peak periods. Based on the traffic study results, the capacity/critical Lane Volume (CLV) values at the studied intersections are shown in the table below for the following traffic conditions: 1. Existing: The current traffic condition. 2. Background: The existing condition plus the trips generated from approved but un-built nearby developments. 3. Total: The background condition plus the additional site-generated trips based on proposed automobile repair/service/sales land uses on Lots 17 and 18. Table 2: Critical Lane Volumes Studied Intersection Traffic Condition Existing Background Future AM PM AM PM AM PM Briggs Chaney Rd and US 29 (Columbia Pike) SB Ramps 574 599 608 611 624 616 Briggs Chaney Rd and US 29 (Columbia Pike) NB Ramps 846 911 922 1021 956 1,070 Briggs Chaney Rd & Outlet Drive 747 902 782 1,004 797 1,051 Briggs Chaney Rd & Automobile/Castle Blvd 762 873 801 985 812 1,042 Briggs Chaney Rd & ICC/MD 200 WB Off-Ramp 495 446 509 465 515 474 Briggs Chaney Rd & ICC EB Off-Ramp 379 416 382 430 382 436 Automobile Blvd NB & 441 543 685 876 806 1,042 Briggs Chaney Rd. and Gateshead Manor Way 653 719 686 757 691 760 As indicated in the table above, the calculated CLV values do not exceed the CLV standard of 1,475 for the Fairland/Colesville Policy Area, and, thus, the LATR test is satisfied. Adequate Public Facility Validity Extension Request The Applicant has requested an extended validity of the Adequate Public Facilities finding for 10 years (120 months) instead of the typical 5 years (60 months). Under Section 50.4.3.J.5.iv, an Adequate Public Facilities finding shall be for no less than 5 and no more than 10 years after the preliminary plan is approved, as determined by the Board when it approved the plan, for any plan approved after July 31, 2007, and before April 1, 2009, or after March 31, 2017. As such, the Applicant s request is for the maximum allowable time period under the Subdivision Regulations. 18
The Subdivision Regulation continues under Section 50.4.3.5.b: If an applicant requests a longer validity period than the minimum specified in 5.a, the applicant must submit a development schedule or phasing plan for completion of the project in the Board for its approval. i. At a minimum, the proposed development schedule or phasing plan must show the minimum percentage of the project that the applicant expects to complete in the first 5 or 7 years, where is the applicable minimum, after the preliminary plan is approved. The phasing plan indicates that Phase I will take approximately 5 years to complete. This includes the construction of half of the approved commercial square footage. This phase is the most intensive phase of the three, comprised of demolishing the existing automobile dealership in order to construct the new dealership and its service facility. Table 3 Adequate Public Facilities Phasing Phase Benchmark Duration Phase I Construction of 50% of the total approved square 60 months footage on Lot 17 and Lot 18. The structured parking/vehicle inventory facility may be built in this phase. Phase II Approval of Site Plan amendment for Lot 18 for construction of addition to automobile dealership 36 months (96 months cumulative) Phase III Construction of 80% of total square footage approved for Lot 17 and Lot 18. The structured parking/vehicle inventory facility may be built in this phase. 12 months (10 years cumulative) ii. To allow a validity period longer than the specified minimum, the Board must find that the size or complexity of the subdivision warrant the extended validity period and would not be adverse to the public interest. The Board must condition a validity period longer than the specified minimum on adherence to the proposed development schedule or phasing plan, and may impose other improvements or mitigation conditions if those conditions are needed to assure adequate levels of transportation or school service during the validity period. Upon reviewing the Applicant s request for 10 years of APF validity, Staff recommends approval of the increased validity period as requested. The logistics of completing the final build out will require the Applicant to complete a series of steps in a specific order. First, the existing auto dealership must be demolished and a new dealership constructed on Lot 18 as well as the associated storage lot on Lot 18. Second, the structured parking/inventory facility must be constructed before the other auto dealership on Lot 18 can proceed in order to have a place to store auto inventory from the interim storage lot. Once the structured parking/inventory facility is constructed, the third and final step of gaining approval of a site plan amendment and construction of the second auto dealership can proceed. Because the auto dealership will remain open after the initial construction, these steps have to occur sequentially rather than in parallel. Therefore, the APF increased validity period will allow enough time to complete all proposed development. This increase in APF validity is not adverse to the public interest. 19
Other Public Facilities and Services Other public facilities and services are available and adequate to serve the proposed lots. The Subject Property is in the W-1 and S-1 water and sewer service categories, respectively, and will utilize public water and sewer. The Application was reviewed by the MCDPS, Fire Department Access and Water Supply Section, and a Fire Access Plan was approved on June 7, 2018 (two separate letters for Lot 17 and Lot 18) and (Attachment 15 and Attachment 17). Other utilities, public facilities and services, such as electric, telecommunications, police stations, firehouses and health services are currently operating within the standards set by the Subdivision Staging Policy in effect at that time that the Application was submitted. The Application is for a commercial land use which does not generate students. Therefore, a school facilities test does not apply. 3. The size, width, shape, and orientation of the approved lots are appropriate for the location of the subdivision, taking into account the recommendations included in the applicable master plan, and for the type of development or use contemplated. Compliance with the Subdivision Regulations and Zoning Ordinance This Application has been reviewed for compliance with the Montgomery County Code, Chapter 50, the Subdivision Regulations and meets all applicable sections. The size, shape, width and orientation of the lots are appropriate for the intended uses and conform with guidance in the local Master Plan. Table 4 - Preliminary Plan Project Data Table (Lot 17) Required Zoning Ordinance Proposed Development Standards C-3 3 Site Area: Gross Tract Area N/A 4.78 ac. (208,220 s.f.) Zone: C-3 C-3 Building Gross Floor Area (S.F.) 4 N/A Retail 20,500 Service (including service shops, 58,500 service lanes, and car wash Office 6,000 Total (S.F.) 85,000 Building Coverage (Max.) (59-C-4.367(b) (72,877 s.f.) 35% (72,877 s.f.) 35% 3 Development Standard requirements are per the Zoning Ordinance 59-C-4.36 Highway Commercial and 59-C-4.367 Special Regulations applicable to designated automobile-related uses. 4 Building Gross Square Footage excludes structured parking areas. 20
Table 5 - Preliminary Plan Project Data Table (Lot 18) Required Zoning Ordinance Proposed Development Standards (C-3) 5 Site Area: Gross Tract Area: N/A 3.32 ac. (144,746 s.f.) Zone: C-3 C-3 4. The Application satisfies all the applicable requirements of the Forest Conservation Law, Montgomery County Code Chapter 22A. The Subject Property is in compliance with all of the applicable requirements of the Forest Conservation Law. The Preliminary Plan includes a combined Preliminary/Final Forest Conservation Plan since the Preliminary Plan and Site Plans are being reviewed concurrently. The 8.10-acre Property is located in the Little Paint Branch watershed, which is classified by the State of Maryland as Use Class I waters. The NRI/FSD identified all of the environmental features on and adjacent to the Property, as further described in the Environmental Guidelines for Environmental Management of Development in Montgomery County (Environmental Guidelines). There are no streams, wetlands, stream buffers, steep slopes, highly erodible soils, or existing mapped floodplain per the Federal Emergency Management Association (FEMA), Montgomery County Department of Permitting Services or M-NCPPC sources. The Property does not contain any forest or any trees greater than 24 inches Diameter at Breast Height (DBH). The Applicant submitted a combined Preliminary/Final Forest Conservation Plan as part of Preliminary Plan 11985027A and Site Plans 820140130 and 820140140 (Attachment 5, Attachment 8, and Attachment 9). Since there is no existing forest on the Property, the Applications do not include any forest clearing or retention. The forest conservation worksheet includes a net tract area of 9.12 acres, which includes the 8.10 acre Property and 1.02 acres of offsite disturbed area. The lack of existing forest results in an afforestation planting requirement of 1.37 acres, which is proposed to be met at an offsite location. 5. All stormwater management requirements shall be met as provided in Montgomery County Code Chapter 19, Article II, titled Storm Water Management, Sections 19-20 through 19-35. The Preliminary Plan received an approved stormwater concept from the Montgomery County Department of Permitting Services, Water Resources Section on October 26, 2015 and reconfirmed on April 2, 2018 (Attachment 12 and 13). The Application will meet stormwater management goals through the use of bio swales, micro bioretention, permeable concrete, planter boxes, green roofs, and a waiver to the Montgomery Auto Park Regional Stormwater Management pond. 5 Only surface parking and inventory storage proposed for Phase 1. 21
SECTION 5: ANALYSIS AND FINDINGS - SITE PLAN No. 820140130 1. The site plan conforms to all non-illustrative elements of a development plan or diagrammatic plan, and all binding elements of a schematic development plan, certified by the Hearing Examiner under Section 59-D-1.64, or is consistent with an approved project plan for the optional method of development, if required, unless the Planning Board expressly modifies any element of the project plan; There are no development, diagrammatic or schematic plans associated with the Subject Property. 2. The site plan meets all of the requirements of the zone in which it is located. Site Plan Lot 17 meets all the requirements of the C-3 zone. Automobile sales indoor, outdoor, and service mall uses are permitted by-right in the C-3 zone subject to special regulations in Section 59-C- 4.367 applicable to designated automobile-related uses (59-C-4.36). These special regulations include the following requirements that are applicable to the Subject Property: Building Height Maximum 42 feet, except where recommended as appropriate in applicable master or sector plan, the maximum building height for an auto sales and service mall is 7 stories or 84 feet. The automobile sale building is less than 42 feet in height. The structured parking/inventory facility is 84 feet in height. Setbacks Off-street parking, maneuvering area, display and storage of motor vehicles must be setback 10 feet from all property lines from any adjoining land classified in a commercial zone. According to Site Plan, Lot 17 and Table 6 of this Staff Report, all off-street parking, maneuvering areas, display and storage of motor vehicles are setback at least 10 feet from all property lines which meets this standard. Building Coverage No more than 35 percent of the area of a lot may be covered by buildings, except that parking structures are excluded from the building coverage calculation. According to Site Plan, Lot 17 and its corresponding data table (Table 6), the area of the lot covered by buildings is 34.4%. Therefore, Site Plan, Lot 17 compiles with this requirement. Green Area Green Area shall constitute at least 10 percent of the lot. The green area exceeds this requirement by providing 27% of green area on the Property (Figure 12). Lighting In order to prevent any objectionable glare on surrounding properties or streets, the exterior lighting plan that is submitted as part of the required site plan must indicate the height, number and types of lighting fixtures, and a diagram showing their light distribution characteristics. The submitted lighting plan included in Site Plan, Lot 17 provides the location, height, number, and types of lighting fixtures as well as the light distribution designed to prevent objectionable glare on surrounding properties. This requirement has been met. One of the requirements of the C-3 zone in Section 59-C-4.365(b) of the Zoning Ordinance in effect prior to October 30, 2014 requires that all parking shall be located to the side or rear of the main building, 22
inside the of the building or, on the roof. The same ordinance defines Automobile Parking Facility under Section 59-A-2.1 as any lot or structure used for off-street parking of 6 or more motor vehicles, where service or repair facilities are not permitted. This definition further states that an automobile sales lot is not a parking facility under this Chapter. Previous site plans for other auto dealerships in this Auto Sales Park have interpreted this to allow vehicles for sale and/or display to be located in front of the building. Staff has conditioned Site Plan, Lot 17 to be modified at certified site plan to clearly demarcate areas for customer parking on the sides and rear of the building, while parking in front of the building to be limited for sale or display vehicles by the auto dealership. Figure 10 - Site Plan, Lot 17 illustrative rendering 23
Table 6 Site Plan Development Standard Table (Lot 17) Development Standard Required Zoning Ordinance Development Standards C-3 6 Proposed for Approval Gross Tract Area: N/A 4.78 ac. (208,220 s.f.) Building Gross Floor Area (S.F.) 7 Retail N/A 22,000 Service N/A 57,000 Office N/A 6,000 Total (S.F.) N/A 85,000 Max Building Coverage (59-C- (72,877 s.f.) 35% (71,686 s.f.) 34.4% 4.367(b)) Max Building Height (59-C-4.361) 42 feet/84 feet Phase 1 Building Height 27 feet Phase 2 Building Height 54 feet Building Setbacks Min From Street Right of Way 10 feet 55 feet 8 Min From other lot line (59-C-4.367(a)(1) 10 feet 10 feet Parking Light Vehicle Sales (59-6.2.4) 55 spaces@ 2.5 sp/1000 s.f. 105 Service (59-6.2.4) 143 spaces @ 2.5 sp/1000 s.f. 143 Office (59-6.2.4) 14 spaces @ 2.25 sp/1000 s.f. 14 Total 212 326 Accessible spaces 8 8 (4 outside, 4 gar.) Storage Spaces N/A Up to 534 Total Car Parking Spaces 315 860 Motorcycle Spaces (59-6.2.3.C) 7 10 Bicycle Spaces (596.2.3.E) 10 (8 short term/2 long term) 12 (8 short term/4 long term) Electric Car Charging Spaces 4 4 (59.6.2.3.A) Car Share Space (59.6.2.3.D) 1 1 Green Area (59-C-4.363) 10% of Lot Area 27% Internal Parking Lot Shade Tree Area (59-E-2.73) 5% of internal parking lot area 16% 6 Development Standard requirements are per the Zoning Ordinance 59-C-4.36 Highway Commercial and 59-C-4.367 Special Regulations applicable to designated automobile-related uses. 7 Building Gross Square Footage excludes structured parking areas 8 Final setback at time of building permit will be no less than 10 feet from property line. 24
3. The locations of buildings and structures, open spaces, landscaping, recreation facilities, and pedestrian and vehicular circulation systems are adequate, safe, and efficient. Building Location The Site Plan includes a new 85,000 square-foot automobile sales and service facility in addition to a sixstory parking structure with 660 parking spaces, on the 4.78-acre lot. The automobile sales and service building and parking structure are adequately located in the central portion of the Property in such a way to take advantage of the existing drop in topography from north to south. As such, the proposed dealer showroom and auto display areas are near the top of the loop, which combined with the higher elevation, allows for the most visibility. Whereas, the service and structured parking areas are adequately located to the south at a lower elevation, which permits these uses to be built into the grade. The locations of the proposed building and structures are adequate, safe and efficient. Figure 11 Building Elevation (East) Green Space/Open Space The Site Plan proposes 27 percent green area, which exceeds the Zoning Ordinance minimum requirement of 10 percent. The green area is mostly located along the perimeter of the Property and the northernmost portion of the Property, where the Applicant is providing a terraced plaza with seating as a pedestrian amenity and gateway feature for Automobile Boulevard. The green space/open space safe, adequate, and efficient. 25
Figure 12 Green Space Exhibit Landscaping & Lighting The proposed landscaping is adequate and efficient along the inner perimeter of Automobile Boulevard with street trees and other shrubs, and internally on numerous parking lot islands. The Property will be enhanced with a variety of trees and plant materials for screening, shade, and for seasonal color. The building s roof over the two- story showroom and a portion of the roof over the service area will be covered by a green roof. A vegetative screen wall will also cover the west façade of the parking structure. The Site Plan provides 16 percent tree canopy coverage for the surface parking facility, which exceeds the 5 percent minimum requirement. The landscaping is safe, adequate, and efficient. 26
The lighting plan consists of pole light not to exceed 30 feet in height and wall packs. This provides adequate and safe light levels for both security and public safety. Figure 13 Terraced plaza with seating Pedestrian and Vehicular Circulation Automobile Boulevard has existing 5-foot wide sidewalks with 9-foot wide green panels. At the intersections with Automobile Boulevard s one-way segment, handicap ramps are located at each corner, but with no pedestrian crosswalks. At the intersection of Automobile Boulevard and Briggs Chaney Road, both handicap ramps and pedestrian crosswalks exit at all intersection corners and approaches. The Applicant will provide the required number of public inverted-u bike racks located near the main entrance and private bike lockers or a secured bike room for employees that is convenient to the employee s entrance. The pedestrian and vehicular circulation is safe, adequate, and efficient. 4. Each structure and use is compatible with other uses and other site plans, and with existing and proposed adjacent development. Figure 14 Illustrative rendering of the Western architectural facades The property is zoned GR-1.5 H-85, however, Site Plan Lot 17 is being reviewed under the C-3 Highway Commercial, and the proposed use is permitted in the zone. The proposed auto sales and service facility 27
will be compatible with the other automobile dealerships and auto-related uses along Automobile Boulevard. The location of the building, parking areas and internal driveways will seamlessly function with other dealerships and uses located around Automobile Boulevard. Site Plan Lot 17 is compatible with other existing uses and building adjunct to the Subject Property. 5. The site plan meets all applicable requirements of Chapter 22A regarding forest conservation, Chapter 19 regarding water resource protection, and any other applicable laws. The Site Plan was reviewed concurrently with the Preliminary Plan No. 11985027A, and the analysis for the environmental resources and forest conservation law is presented under the environmental findings made with the Preliminary Plan earlier in this report. The Site Plan makes no changes to the layout or environmental findings made with the Preliminary Plan. Site Plan No. 820140130 for Lot 17 complies with the Preliminary/Final Forest Conservation Plan No. 11985027A. An approved stormwater concept from the Montgomery County Department of Permitting Services, Water Resources Section was issued on October 26, 2015 and reconfirmed on April 2, 2018 (Attachment 12 and 13). 28
SECTION 6: ANALYSIS AND FINDINGS - SITE PLAN No. 820140140 1. The site plan conforms to all non-illustrative elements of a development plan or diagrammatic plan, and all binding elements of a schematic development plan, certified by the Hearing Examiner under Section 59-D-1.64, or is consistent with an approved project plan for the optional method of development, if required, unless the Planning Board expressly modifies any element of the project plan; There are no development, diagrammatic or schematic plans associated with the Subject Property. 2. The site plan meets all of the requirements of the zone in which it is located. Site Plan Lot 18 meets all the requirements of the C-3 zone. Under the C-3 zone the parking of motor vehicles, off street in connection with any use permitted in the C-3 zone is allowed by-right in the C-3 zone. Table 7 Site Plan Lot 18 Development Standards Development Standards C-3 Required Zoning Ordinance Proposed by Site Plan No. 820140140 Gross Tract Area N/A 3.32 acres Setbacks N/A No structure is proposed 9 Parking 0 342 Green Area (59-C-4.363) 10% of Lot Area 22% Figure 15 Site Plan, Lot 18 9 Site Plan Amendment required for new auto dealership in the future. 29
3. The locations of buildings and structures, open spaces, landscaping, recreation facilities, and pedestrian and vehicular circulation systems are adequate, safe, and efficient. Building Location No buildings are proposed with Site Plan Lot 18. This portion of the finding is not applicable. Green Space/Open Space The Site Plan proposes 22 percent green space, which includes the required 10-foot buffer around the perimeter of the Subject Property and several parking lot islands. The green space/open space is safe, adequate, and efficient. Figure 16 Green Space Exhibit, Lot 18 Landscaping & Lighting The landscaping provided is adequately located along the inner perimeter of Automobile Boulevard with street trees and other shrubs, and internally in several parking lot islands. The Property will be enhanced with a variety of trees and shrubs materials for shade, and for seasonal color. The Landscaping is safe, adequate, and efficient. The lighting plan consists of pole light not to exceed 30 feet in height and wall packs. This provides adequate and safe light levels for both security and public safety. 30
Figure 17 Illustrative rendering of the Landscape Plan, Lot 18 Pedestrian and Vehicular Circulation The parking facility has four vehicle point of access onto Automobile Boulevard all of which are connected via internal drive aisles to help separate service, sales, and deliveries, and to provide adequate traffic flow around and thru the facility. Two of these vehicle access points are shared between the parking facility proposed with Site Plan Lot 18 and the adjacent automobile dealership proposed in Site Plan Lot 17 to be used for vehicle drop-off and pick-up. There are also driveway connections proposed between Lot 17 and the surface parking area on Lot 18 to eliminate the need for vehicles to use Automobile Boulevard while traveling between the two lots. Site Plan 18 proposes a pedestrian crosswalk to provide interconnectivity between the Lot 17 and Lot 18. Pedestrian and vehicular circulation is safe, adequate and efficient. 4. Each structure and use is compatible with other uses and other site plans, and with existing and proposed adjacent development. No structures are proposed with Site Plan Lot 18. In the future, a Site Plan Amendment is required to construct the auto dealership proposed in Preliminary Plan No. 11985027A. The parking facility to support the dealership on Lot 17 will seamlessly integrate with the parking facilities associated with the other automobile dealerships surrounding the Subject Property. 5. The site plan meets all applicable requirements of Chapter 22A regarding forest conservation, Chapter 19 regarding water resource protection, and any other applicable laws. 31
The Site Plan was reviewed concurrently with the Preliminary Plan No. 11985027A, and the analysis for the environmental resources and forest conservation law is presented under the environmental findings made with the Preliminary Plan earlier in this report. The Site Plan makes no changes to the layout or environmental findings made with the Preliminary Plan. Site Plan 820140140 for Lot 18 complies with the Preliminary/Final Forest Conservation Plan No. 11985027A. An approved stormwater concept from the Montgomery County Department of Permitting Services, Water Resources Section was issued on October 26, 2015 and reconfirmed on April 2, 2018 (Attachment 12 and 13). CONCLUSION The Preliminary Plan, Site Plan Lot 17, and Site Plan Lot 18 meet the requirements of the Chapter 50, Subdivision Regulations, Chapter 59, the Zoning Ordinance, and substantially conform to the recommendations of the 1997 Fairland Master Plan. The Applications have been reviewed by the applicable county agencies and all have recommended approval of the plans. Therefore, Staff recommends approval of the Preliminary Plan 11985027A, Site Plan 820140130, and Site Plan 820140140. ATTACHMENTS Attachment 1 Statement of Justification, Preliminary Plan 11985027A Attachment 2 Statement of Justification, Site Plan 820140130 Attachment 3 Statement of Justification, Site Plan 820140140 Attachment 4 Planning Board Opinion, Preliminary Plan 1-85027 June 14, 1985 Attachment 5 Preliminary Plan, Lot 17 Attachment 6 Preliminary Plan, Lot 18, Interim Improvements Attachment 7 Preliminary Plan, Lot 18, Final Buildout Attachment 8 Site Plan No. 820140130 Attachment 9 Site Plan No. 820140140 Attachment 10 Forest Conservation Plan, Lot 17 Attachment 11 Forest Conservation Plan, Lot 18 Attachment 12 DPS Stormwater Approval, October 26, 2015 Attachment 13 DPS Stormwater Reconfirmation of Water Concept, April 2, 2018 Attachment 14 MCDOT Approval Letter, October 4, 2018 Attachment 15 DPS Water Supply and Fire Access Approval Letter, June 7, 2018 Attachment 16 DPS Water Supply and Fire Access Approved Fire Access Plan Letter, Lot 17, June 7, 2018 Attachment 17 DPS Water Supply and Fire Access Approval Letter, June 7, 2018 Attachment 18 DPS Water Supply and Fire Access Approved Fire Access Plan Letter, Lot 18 Interim Condition, June 7, 2018 Attachment 19 DPS Water Supply and Fire Access Approved Fire Access Plan Letter, Lot 18 Final Buildout, June 7, 2018 32